Brent Council's Planning Committee has approved plans for the redevelopment of the former Wembley Centre for Health & Care site, paving the way for 108 new homes, including 11 affordable units. The decision, made by a tied vote with the Chair casting the deciding vote, followed extensive debate over concerns raised by councillors and residents regarding affordable housing provision, parking, and the impact on neighbouring amenity.
The scheme, located on Chaplin Road, will see the demolition of existing buildings to make way for new homes ranging from three to six storeys. While the development includes 11 affordable homes, representing 10% of the total units, some councillors argued this was insufficient, citing Brent's policy target of 50% for affordable housing on public land. However, the committee was informed that the 10% affordable housing provision represented the maximum viable amount deliverable on the site. This was determined through a viability assessment process, which involved independent testing by the council's consultants. The initial offer was for 4 affordable units, which was increased through negotiation to 11 units, all at London Affordable Rent (LAR) level. This provision of 11 units (10% by unit, 10.2% by habitable room) was determined to be the maximum reasonable amount that could be viably delivered on the site, even resulting in a projected deficit of -£191,110 against the agreed Benchmark Land Value.
Concerns were also raised about the limited parking provision, with only 13 spaces allocated for the 108 homes, including three for Blue Badge holders. Objectors feared this would exacerbate existing parking pressures in the surrounding streets. To manage increased parking demand and prevent overspill onto surrounding streets, a 'car-free' agreement will be secured through a Section 106 legal agreement. This will prevent future residents from obtaining on-street parking permits for the Controlled Parking Zone (CPZ) and Wembley Stadium Event Day zone. Blue Badge holders residing in the development will be exempt from this restriction and eligible to apply for on-street parking permits. A Car Parking Management Plan will also be secured by condition to manage the allocation of the 13 on-site spaces, prioritizing Blue Badge holders and potentially families occupying larger dwellings, with leases being short-term and not sold with individual homes (except for three specific units).
Residents also voiced concerns about the impact on neighbouring amenity, particularly the loss of daylight to a kitchen window at 15 Fairview Avenue, with a reported reduction of nearly 40%. The loss of daylight and potential overlooking were significant points of contention. The proposed development would result in a noticeable reduction in daylight to the kitchen window at 15 Fairview Avenue, with a Vertical Sky Component (VSC) reduction to 61% and a No Sky Line (NSL) reduction to 73% of its former value. While this represents a loss beyond the BRE guidance of 0.80 times the former value, officers consider the impact to be acceptable. Measures that contribute to this assessment include the kitchen window being located on a flank elevation, close to the site boundary, where lower daylight levels are typical. The main living room, which is dual aspect, would retain good levels of daylight and sunlight, with 97% of the room continuing to receive direct skylight. A mirrored baseline assessment showed that the proposed development would result in more daylight to the kitchen window than a mirrored scenario of development on the neighbouring site. The proposed development steps down in height towards the eastern boundary, respecting the existing residential context. The applicant has proposed obscure glazing for secondary windows serving bedrooms and bathrooms facing No. 15, which can be secured by condition. A boundary treatment of up to 2 meters in height could be erected under permitted development rights, which would limit intervisibility.
Despite these objections, planning officers recommended approval, highlighting the efficient use of a long-term vacant brownfield site and the delivery of much-needed housing. The applicant, Fairview New Homes, amended the scheme to include an additional three-bedroom affordable home and on-site play features for older children. The development also includes contributions towards active travel improvements, play space enhancements, and employment and training initiatives for local residents, to be secured through a Section 106 legal agreement. These contributions include £20,000 towards 'Healthy Streets' improvements in the vicinity of the site, £50,000 towards improvements to nearby open spaces or community facilities for older children, and a commitment to provide at least ten full-time construction phase jobs for Brent residents, with 50% as apprenticeships, supported by a £29,700 contribution to Brent Works for job brokerage services.
Subject to planning permission being granted, construction can commence next month (August 2026), with first completions forecast in early 2028. The demolition and enabling works are expected to last for four months, followed by the construction phase of approximately 27 months.
Further details of the planning committee meeting, including the agenda and decisions, can be found on the Brent Council website: Agenda frontsheet, Public reports pack, Supplementary Planning Committee Agenda Pack, and Decisions.
